Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:56 Page 1

Cross Green Farm, Thelnetham, Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:56 Page 2 Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 3

Cross Green Farm Thelnetham | Diss | Suffolk

• 332 acres (134 hectares) • Pig unit and farm buildings • Poultry unit and buildings • 4 bed detached period farmhouse

Preamble It is our pleasure to offer for sale Cross Green Farm, Thelnetham, set in over 330 acres. The farm has been in the same family ownership for over 60 years and retirement brings about the sale. The property is set in a picturesque area of north Suffolk and provides you with a first class proposition to acquire an arable farm, alongside a substantial pig unit and a poultry unit. There is a detached four bedroom period residence standing in grounds of just under one acre to complete the offer. The land is mostly arable and situated in large blocks, making it suitable for modern practices. The pig unit is a fully equipped 250 place sow unit with facilities to house all progeny to approximately 100kg liveweight. Location and Amenities The 15,000ft2 free-range poultry unit, set in three acres, is let out. The property is located in Thelnetham, a village which lies on the southern side of the on the -Suffolk border.

Thelnetham lies nine miles from the thriving market town of Diss, with its historic mere and mainline railway connection to London Liverpool Street (90 mins). Norwich, Bury St. Edmunds and Ipswich are all approximately Selling Agents: TWGaze 01379 651 931 twenty miles distant, providing outstanding recreation, shopping and schooling opportunities. 10 Market Hill, Diss, Norfolk, IP22 4WJ twgaze.co.uk Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 4

The Whole - 332 acres (134 hectares)

The Land

The productive land extends to 321.5 acres (130 hectares) of predominantly arable land farmed in nine enclosures. The soil is mainly Burlingham 3, which is quite easy working being a fine loamy soil; with patches of Beccles 1 series soil type, a heavier sandy clay loam; Isleham 2, a deep permeable sandy and peaty soil; and Newport 4, a sandier soil type.

The land is suitable for the growing of cereal, protein, oilseed and root crops. The land has been achieving yields of 10T/ha for winter cereals; 7.5T/ha for spring cereals; and 80T/ha for sugar beet.

The soil has benefitted from regular applications of pig and poultry manure and pig slurry derived solely from the holding, which has improved soil fertility and structure.

The relief is flat, or gently undulating. The external and internal boundaries are formed by a mixture of hedges, ditches, roads and rivers. The land has been registered for and is claimed under the Basic Payment Scheme.

Lot 1 - 110ac (44.62ha)

The Land

A period residence, a range of farm buildings and an adjoining arable field.

The single enclosure of gently undulating arable land extending to just over 105 acres (42.79 hectares), lies adjacent to the farm buildings. The land is accessed from the farmstead and also via the surrounding public highways. A public footpath runs along the southern boundary and a Byway Open to All Traffic along the western boundary. Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 5

Cross Green Farmhouse

The property consists of a four bedroom detached period residence set within grounds of just under one acre.

The property has two main reception rooms, kitchen, pantry and office/study, together with four bedrooms and a family bathroom upstairs. A single garage is attached to the property. The house sits centrally within its grounds, which are mainly laid to lawn. There is a range of outbuildings running to the side of the property, which provide ample storage facilities and a further garage.

The property would benefit from a scheme of sympathetic modernisation.

Address: Cross Green Farm, Hopton Road, Thelnetham, Diss IP22 1JW RRN: 0457-2881-7661-9828-0211 Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 6

Pig Unit and Farm Buildings

A 250 place pig breeding unit, together with fattening for all progeny up to 100kg liveweight, The unit has produced an average of 29.63 weaned pigs per sow per year; average weight of lies adjacent to the farmhouse; along with grain stores, bins, mill-mix unit, Dutch barn and pigs out 90.23kg; daily L.W.G per pig 713 grams; and a feed conversion ratio of 2.09, all from various other storage sheds. There are facilities for over 1000 tonnes of grain storage in bins 1 June 2017 to 31 May 2018. alone and six months storage of dirty water. A borehole, located in the main farmyard, currently supplies the pig unit with water. Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 7

Farm Buildings 6d. Sow and gilt area (23m x 11m). Lean-to asbestos roof with brick walling on concrete floor. Separated into nine pens with push 1. Metal above ground feed holding bins, approximately 4 x 8 tonnes (11m x 6m) out dunging passage and covered bed area. Brick support base, providing covered discharge area for feed wagons, with overhead augerveyor 6e. Lean-to shed to dry sow yard (21m x 9m). linking into mill and mix unit (6). Lean-to to shed 6a, with asbestos roof, concrete block walling to sides and concrete floor, split into 1a. Range of outbuildings adjacent to Cross Green Farmhouse (21m x 5m) seven separate pens. Provides useful storage areas and covered garaging. 6f. Grain intake area (30m x 9m). 2. Machinery shed (28m x 14m). Reception pit for grain, fed via augerveyor and conveyor belt systems to various grain intake bins Pitched asbestos roof, brick walling, sliding doors to eave height, concrete floor. and across to mill and mix unit (6). 4 x 60T bins; 7 x 40T bins; and 1 x 20T emptying bin.

2a. Lean-to shed to machinery shed (20m x 8m). 7. Dry sow and boar service house (26m x 9m). Mono-pitched roof, brick walls with sliding doors to ridge/eave height and concrete floor. Pitched asbestos roof, concrete block walls on concrete floor, sliding door entrances for personnel and muck handling system. Space for 40 dry sows in eight pens, with two boars in two separate 3. Dutch barn (30m x 18m). pens. Steel portal framed barn with pitched roof. Part open, part metal clad sides. Dirt floor used for straw storage. 8. Weaner shed (10m x 5m) Pitched roof shed with wooden sides, used for weaners with four kennels and four transition feeder 4. Weaner shed (35m x 11m). kennels. Purpose built weaner shed approximately four years old. With automated feeding and drinking system on slatted floors. Central viewing passageway. Split into eight pens, accommodating 8kg – 8a/ Circular grain bins, each with 250 tonne capacity. 40kg weaners. 8b Fed by in-line augerveyor. Galvanised corrugated metal sheeting on concrete floor, with underground conveyor and sweep auger. 5. Farrowing shed (15m x 4m). Portakabin farrowing shed to house up to twelve farrowing sows and progeny. With automated 9. Farrowing shed and weaner shed (43m x 10m). feeders and drinkers. On slatted floor. Asbestos pitched roof shed with steel frame and insulated panel sides, on a concrete base. 32 farrowing crates, ten kennels and two transition feeder kennels. A range of adjoining farm buildings, comprising various pitched roof buildings and lean-tos (6, 6a, 6b, 6c, 6d, 6e and 6f). 10. Farrowing shed (25m x 6m). Asbestos pitched roof shed with insulated panel sides, set within steel frame on concrete floor. 6. Mill and mix unit with farrowing accommodation (23m x 11m). Sixteen farrowing spaces in two rooms. Pitched asbestos roof, concrete floor and brick walling. Stairs to first floor; grain intake bins (5 x 11. Finishing shed (25m x 24m). 7 tonnes) and further bins (6 x 8 tonnes). These bins feed into the mill and mix unit, which is linked Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central into the adjacent grain intake area (6f) via augerveyor and feed holding bins (1). passageway. Split into eight pens holding 50 per pen = 400. Three farrowing houses on ground floor, providing 28 farrowing places and two weaner kennels. 12. Finishing shed (26m x 42m). 6a. Dry sow yard and sow yard. Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central Pitched asbestos roof (19m x 17m with lean-to 19m x 6m), concrete floor. Concrete block walling passageway. Fourteen pens holding 50 per pen = 700. to sides. 13. Finishing shed (26m x 24m). 6b. Sow and gilt yard (17m x 5m). Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central Covered yard area with mono-pitched asbestos roof and concrete floor. passageway. Eight pens holding 50 per pen = 400.

6c. Sow and gilt yard (15m x 5m). 14. Dirty water storage lagoon. Covered yard area with mono-pitched asbestos roof and concrete floor area. With capacity for approximately six months dirty water. Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 8 Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 9

Lot 2 - 105.7ac (42.78ha) Lot 3 - 3.59ac (1.45ha)

A free-range poultry unit, two adjoining farm buildings and a surrounding arable enclosure. Agricultural land in a single arable enclosure with access on two sides.

A single arable enclosure extending to just under 100 acres (40.33 hectares), with access along three sides. Footpath running along western boundary. Lot 4 - 2.26ac (0.91ha)

There are two adjoining pitched roof farm buildings, which together have a footprint of Agricultural land in a single arable enclosure with access on three sides. 368m2 (3,961ft2) and are used for general agricultural storage purposes, but have development potential. There are two areas of concrete hardstanding used for storage. Lot 5 - 2.94ac (1.19ha) The free-range poultry building measures 15.3m (50.54ft) x 92.3m (302.7ft), or 1,412m2 (15,195ft2), with verandas providing an additional 495m2 (5,324ft2) of covered area and is Agricultural land in a single arable enclosure with access on up to two sides. let along with the adjacent three acres. The unit is let and generates an income of Public footpath running along southern boundary. approximately £15,000 per annum.

Lot 6 - 7.94ac (3.21ha)

Agricultural land in a single arable enclosure with access on up to two sides.

Lot 7 - 38.23ac (15.47ha)

Agricultural land in two enclosures (8145 and 0363). Enclosure 8145 is cropped. Access on west side. Enclosure 0363 has been used for ELS and Greening purposes over recent years and is presently grass or fallow. This enclosure runs up to the River Little Ouse at its northern extremity.

Footpath through field 0363, from SW corner (where access is also obtained), along western boundary, before crossing to the eastern boundary at the mid point. The footpath continues along the eastern boundary until it joins the Angles Way, which crosses east/west in the northern section of the field.

Lot 8 - 61.34ac (24.82ha)

Agricultural land in a single enclosure with access on two sides. Gentle relief from east towards north-west. With concrete pad. Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 10 Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 11

General Entry The purchaser(s) may be granted the right of early Tenant Right There will be no charge for unexhausted entry onto the land (as Licensee) upon the payment of an manurial values of fertiliser, nor will the purchaser(s) be entitled to make any counter claim for dilapidations. Method of Sale The property is offered for sale by Private additional 10% deposit following exchange of contracts. Treaty as a whole or in up to eight Lots. If purchased as a Wayleaves, Easements and Rights of Way The property is Local Authority St. Edmundsbury Borough Council. whole, or at the very least Lots 1 and 2, then the trading offered subject to and with the benefit of all Rights of Way, VAT Should any sale of the land or any right attached to it company of the vendors, E J Aves (Farms) Ltd, would also be whether public or private, all wayleaves, easements and other become a chargeable supply for the purposes of VAT, such tax made available. rights whether specifically referred to herein or not. Where shall be payable by the purchaser(s) in addition to any other an annual wayleave payment is received, this will be Services The farmhouse and all buildings at the pig and sums. transferred through to the buyer(s) after completion. poultry units are served by mains water and electricity. The Viewing By prior appointment with the selling agents. Assessments* Land drainage charges are payable to the farmhouse has a private drainage system; and oil fired hot * Items marked with an asterisk indicate that a copy of the relevant document(s) is held water and central heating. Environment Agency. at the Agent’s offices and can be emailed to interested parties or viewed by prior appointment. Sporting, Timber and Mineral Rights All sporting, timber and Borehole* The property benefits from a private borehole, Directions From Diss, take A1066 towards Thetford for used to supply the pig enterprise. mineral rights are included within the sale of the freehold insofar as they are owned. 4.7 miles. At South Lopham travel past the White Horse Pub, Entitlements The relevant number of entitlements will be take the left hand turn onto Blo’ Norton Road and continue Employment* Where appropriate, the Purchaser(s) will be included in the sale and transferred to the buyer(s) after onto The Street. After two miles turn left at St. Andrew’s responsible for complying with the statutory provisions of completion. Church, signposted Thelnetham Windmill. Continue on this the Transfer of Undertakings (Protection of Employment) road for one mile. At the crossroads, signposted Ingoing Valuation Dependent upon the date set for Regs 2006. There are currently three full-time employees on /Rickinghall, go straight ahead. Cross Green Farm completion, payment may be required for established crops. the holding, details of which can be provided on request. can be found after 0.5 miles on the right.

RLR Area BPS Clm’d Cropping Lot OS No Description Area (Ha) Ha Ac 2019 2018 2017 Arable, Residence & 1 5108 44.62 110.26 42.79 WB/WW WW/SB WW Farm Buildings 2 6378 42.78 105.70 40.33 Arable/Poultry WW/SB WB/WW/PG WB/WW/PG 3 9991 1.45 3.59 1.45 Arable SB WW WB 4 1074 0.91 2.25 0.91 Arable SB WW WB 5 0863 1.18 2.93 1.18 Arable SB WW WB 6 6817 3.21 7.93 3.21 Arable WB WW WW Important Notice TW Gaze for themselves and for their Client give notice that:- 1. The particulars have been prepared to give a fair description for the guidance of intending 7 8145 8.81 21.77 8.81 Arable/PG WW/PG WW/PG WW purchasers and do not constitute part of an offer or contract. Prospective purchasers and lessees ought to seek their own professional advice. 2. All descriptions, dimensions, areas, distances, reference to condition and necessary permissions for use and occupation and other details are given in good 7 0363 6.66 16.46 6.66 Arable/PG Fallow/PG Fallow/PG Fallow/PG faith but should not be relied upon as statements or representations of fact. The text, photographs and plans are for guidance only and are not necessarily comprehensive. 3. No person in the employment of TW Gaze has any authority to make or give any representations or warranty 8 6768 24.83 61.34 24.83 Arable WW WR SB/WW whatever in relation to this property on behalf of TW Gaze, nor enter into any contract on behalf of the Vendor. 4. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting properties which have been sold, let or withdrawn. While we endeavour to make our 134.45 332.23 130.17 sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact this office and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property. WB (Winter Barley); WW (Winter Wheat); WR (Winter Rye): SB (Spring Barley): PG (Permanent Grassland) Cross Green Farm 12PP.qxp_Layout 1 14/09/2018 11:57 Page 12

Rural Business

Our Ref: 1/17521/JEB/pb Your Ref: Email: [email protected] Direct Dial: 01379 646 820

Date as postmarked

Dear Sir or Madam

Cross Green Farm, Thelnetham, Suffolk IP22 1JW

We have pleasure in enclosing the particulars of Cross Green Farm, Thelnetham, which is available as a whole or in eight lots, with the following guide prices:-

Lot 1: Cross Green farmhouse and farm buildings set in 110 acres £1,850,000

Lot 2: Free range poultry unit set in 105 acres £950,000

Lot 3: 3.586 acres of agricultural land £45,000

Lot 4: 2.259 acres of agricultural land £30,000

Lot 5: 2.935 acres of agricultural land £40,000

Lot 6: 7.936 acres of agricultural land £100,000

Lot 7: 38.40 acres of agricultural land £305,000

Lot 8: 61.34 acres of agricultural land £525,000

As a whole £3,750,000

We hope that the property is of interest to you and should you wish to discuss the farm in more detail, or to arrange a viewing, please do not hesitate to contact Ed Baskerville on 01379 646820 or 01379 651931 to arrange an appropriate time. Please do not access the land without a prior appointment. Please also ensure if viewing either the pig or poultry sites, that all footwear and clothing has had no direct contact with any other pig or poultry site in the previous 48 hours unless thoroughly disinfected post visit.

Kind regards

Yours faithfully

Edward Baskerville MRICS FAAV

Enc

10 Market Hill, Diss, t. 01379 651 931 DX 42514 Diss Norfolk IP22 4WJ f. 01379 651 936 [email protected] www.twgaze.co.uk

TWG (1857) Ltd. Registered in and Wales. Registration Number 08965732. A list of Directors is available for inspection at the Registered Office: 10 Market Hill, Diss, Norfolk Ip22 4WJ. Regulated by RICS.